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Winterize Your Property: Essential Waterproofing Tips for the Cold Months

Posted on October 11, 2024 by a1_admin

Winters are becoming increasingly unseasonable, and the data clearly reflects this trend. Last January set new records, with temperatures 2.29°F above the 20th-century average— the hottest January in 175 years of recorded history. Furthermore, 85% of Americans have recently experienced at least one unusually warm winter day.

However, it’s not the unseasonably warm weather that should be cause for concern. Whether you are a building owner or property manager, the significant temperature fluctuations from warm to cold pose a serious risk to your property, commonly referred to as the freeze-thaw cycle. Water infiltrates the smallest crevices in your building’s structure when temperatures alternate between wet and freezing conditions. Then it expands as ice, slowly but surely chipping away at brick and mortar.

Are you staying on top of this silent freeze-thaw destroyer? Your property may have even sustained damage without you even realizing it. In this article, we will discuss how to waterproof your building effectively before the next cycle hits.

The Freeze-Thaw Cycle’s Impact on Buildings

As winter approaches, water can become one of a building’s greatest threats. The freeze-thaw cycle transforms moisture into a damaging force capable of compromising even the most resilient structures. Here’s how this sneaky process works and steps you can take to safeguard your property.

Cracks, Expansion, and Structural Mayhem

Water seeps into tiny cracks in your building’s concrete or rock. When temperatures drop below 32°F (0°C), that water freezes and expands by 9%. It might not sound like much, but this expansion packs a punch, widening those cracks bit by bit. As the ice melts, water penetrates deeper, setting the stage for even more damage when the next freeze hits.

For buildings, this means weakened foundations, crumbling walls, and potential structural failure if left unchecked.

Waterproofing: Your Building’s Shield Against Nature

So, how do you fight back against the freeze-thaw cycle? Waterproofing creates a barrier that stops water from infiltrating your building’s vulnerable spots and cuts off the problem at its source.

Effective waterproofing also guards against mold and mildew growth, improving indoor air quality and creating a healthier environment. Plus, it’s a smart financial move— proper waterproofing can boost your property value by up to 25% and slash energy costs by 10-15%.

Various waterproofing methods exist to suit different needs, from membrane systems to cementitious compounds. The key is choosing the right approach for your building’s vulnerabilities, whether the foundation, roof, or perpetually damp areas below ground level.

How to Waterproof Your Building: 6 Winter-Ready Tactics

As the weather chills, it’s time to think about waterproofing your building for the impending winter. Consider the six practical strategies below to keep your structural integrity:

1. Conduct a Comprehensive Physical and Visual Assessment

Protecting your building from winter’s harsh elements begins with a thorough physical and visual assessment. Start by conducting a meticulous exterior inspection, using binoculars to examine every nook and cranny. Look for loose, spalling, or missing bricks, stones, mortar, and masonry. Don’t forget to check terracotta elements, cornices, windowsills, balconies, and railings. And while you’re at it, test all doors and windows for proper sealing and functionality. Finally, pay special attention to the roof and drain assemblies, as these are crucial in directing water away from your structure.

2. Perform Strategic Localized Facade Repairs

Once you’ve identified potential weak points, it’s time to perform localized facade repairs. While the end of the year can be challenging for large capital projects, it’s an ideal time for essential maintenance. Focus on replacing failed or deteriorating sealants at expansion joints, around through-wall penetrations, and window and door perimeters. Don’t hesitate to repoint and replace bricks as needed. These seemingly small repairs play a critical role in keeping moisture out of your building. Consider partnering with a trusted contractor and engineer to develop a comprehensive scope of work and phasing plan that aligns with your priorities and budget.

3. Proactive Maintenance for Parking Structures

Parking garages, often overlooked in maintenance schedules, endure significant wear during winter months. Exposed to snowplows, studded tires, and deicing chemicals, these structures require regular inspections and timely upkeep. A thorough examination should assess cracks in concrete or coating, blisters, delamination, leaks, expansion joints, drainage systems, and structural movement. Maintenance can range from general cleaning to remove debris that accelerates wear, to minor repairs addressing cuts, tears, and delamination in the base, intermediate, and top coats. High-traffic areas or zones prone to becoming slippery may need additional topcoats or enhanced texture to improve safety during wet conditions.

4. Winter Preparation and Snow Management

Preparing a parking garage for winter involves strategic snow and ice removal practices as excessive accumulation can overburden the structure beyond its design limits, necessitating careful removal. However, conventional metal blades and shovels risk damaging the traffic-bearing membrane, creating entry points for water and corrosive salts. So be sure to equip snowplows, buckets, and shovels with rubber blades and plastic runners and avoid metal implements entirely. Proper training of snow removal crews is essential to prevent inadvertent damage. Post-winter maintenance should also include thorough washing and sweeping to eliminate residual salts and sand that could erode the traffic coating over time.

5. Cold Weather Waterproofing Techniques

As temperatures drop, waterproofing efforts face unique challenges. Many sealants, coatings, and concrete products have specific ambient temperature requirements for installation, often exceeded by winter conditions. However, the industry has developed specialized low-temperature products, additives, and best practices to facilitate cold-weather work. When planning repairs or installations during colder months, careful consideration must be given to the type of work, ambient conditions (both temperature and moisture), and the potential long-term impact on the longevity of repairs. Adapting to these conditions is crucial for the effectiveness and durability of waterproofing efforts in challenging weather.

Proactive Planning for Future Capital Projects

Winter is the ideal time to start planning for next year’s capital projects. Spring is a peak season for construction and renovation, and contractors’ schedules fill up quickly. By initiating discussions, scheduling inspections, and planning assessments early, you can secure a spot on the calendar in advance and avoid the pressure of compressed timelines.

Planning ahead not only keeps your project on schedule but also provides the flexibility to complete it under optimal conditions. Waiting too long may push your project into next year’s winter months, which could potentially lead to weather-related complications. Contact us to start planning now and help ensure your property’s maintenance and improvement projects are executed seamlessly.

Budgeting for Your Building: Part 1 — Waterproofing

Posted on September 12, 2024 by a1_admin

In recent years, we’ve seen a noticeable trend: the skies are opening up more often and with greater intensity. According to back-to-back reports from the National Oceanic and Atmospheric Administration (NOAA), the outlook consistently points to well above average precipitation along the Gulf Coast, the Atlantic Seaboard, and the northern Midwest.

With heavier rains becoming the norm, your building’s waterproofing is no longer a “nice-to-have”; it’s an absolute necessity. Failing to invest in proper waterproofing could leave your property vulnerable to costly water damage, operational disruptions, and a blow to your budget. So, if you have unallocated funds left in your current budget, now’s the time to maximize them.

Protect Your Building with Effective Waterproofing

Waterproofing is more than just a barrier—it’s an investment in your building’s longevity. When you stay ahead of water infiltration, you extend the lifespan of essential building materials while avoiding costly repairs. Think about it: roofs, facades, windows, foundations, balconies, parking garages, planters, plaza decks, expansion joints, and below-grade areas are all vulnerable to water intrusion.

Like an offensive line protects a quarterback, waterproofing protects your investment by standing strong, blocking potential threats, and ensuring your building stays in top condition. But just like any good offensive line needs regular training and upkeep, your waterproofing system requires routine inspections and maintenance. By staying vigilant and proactive, you can prevent small vulnerabilities from turning into costly disasters that could deplete your budget.

Financial Pitfalls of Ignoring Waterproofing

When you ignore or defer preventative maintenance, you risk derailing your budget by robbing Peter to pay Paul for costly repairs. Take this example from our webinar: what began as a $110,000 repair nearly doubled in cost just two years later to $215,000 simply because the building owner deferred waterproofing needs. Water and other elements will continue to wreak havoc in areas where your building is vulnerable, and the damage increases exponentially.

Unfortunately, costly repairs aren’t the only financial pitfall of ignoring waterproofing repairs. Excessive water damage can also lead to higher insurance premiums or even denied claims, adding another layer of avoidable stress and strain on your budget. Extensive repair and restoration projects disrupt your operations and may require relocating tenants, missing out on revenue, and other unplanned downtime sure to affect your business operations.

Crafting Your Waterproofing Budget: Key Components

Crafting your waterproofing budget starts with finding your baseline. From there, you can address your building’s greatest needs that fit your budget and begin a regular cadence for waterproofing maintenance.

Inspections and Assessments: Integrating waterproofing into your annual budget begins with an honest assessment of your building’s vulnerabilities to water intrusion. This strategy gives you an opportunity for some quick wins to address the most dire needs while remaining within budget.
Routine Maintenance: Waterproofing is not a one-time task. Components require regular inspections and minor touch-ups. For example, review manufacturer guidelines or consult with your waterproofing contractor on how often to reapply coatings.
Emergency Repairs: Even with the best proactive planning, unforeseen issues can arise. Environmental conditions, weather, and pollutants vary from region to region. When these conditions are extreme, they can compromise the integrity of waterproofing products.
Upgrades and Improvements: Straight from science fiction or a Marvel movie, robotics and nanotechnologies are driving advancements in waterproofing membranes to provide a more effective product while enhancing sustainability.

Ultimately, you need to align your building’s needs with your budget. For instance, going with higher-end waterproofing products provides enhanced protection and a longer time between reapplications. This will cost more initially but will pay off in the long run. It’s all about allocating budget dollars to provide the most protection and maximize your spending.

Maximizing Your Budget: Protect and Prevent

As the year draws to a close, make the most of any remaining budget dollars before they’re lost. We offer several essential maintenance and preventative projects to protect your property, reduce liabilities, and ensure your budget stays on track next year.

Smart Moves for Year-end Budget:

Trip Hazards/Paver Repairs: Addressing these now helps prevent accidents and further damage, saving you money in the long run.
Sealants and Caulking: Reapplying these materials is a cost-effective way to maintain your building’s integrity.
Painting/Coating: Protect your building’s facade and other vulnerable areas with a fresh coat of paint or protective coating.
Concrete Repairs: Address any cracks or damage in concrete surfaces before they worsen, leading to more extensive and costly repairs.
Facade Assessment: Conduct routine facade assessments to address problems now and avoid expensive repairs later.

Investing in these smaller yet critical projects protects your property, prevents future damage, and ensures value from every dollar of your budget.

Don’t let unused funds go to waste — contact A1 today to learn how we can help you maximize your budget and secure the long-term benefits of comprehensive waterproofing and maintenance for your building.

Top Ten Signs Your Building Requires Waterproofing and Restoration

Posted on July 16, 2024 by a1_admin

Some areas of Northern Florida recently experienced over two feet of rainfall in less than a week, causing devastating damage and flooding. If your building has ever faced a water intrusion problem, you know it’s a critical concern that must be repaired immediately. Rapidly identifying and addressing water-related issues while consistently performing proactive measures will reduce repair and restoration expenses while minimizing operational disruptions. This article identifies the top ten signs your building needs waterproofing or restoration services, how to address them, and how to prevent them.

1. Visible cracks in the Façade and Foundation

Cracks in a building’s façade or foundation are often the first signs of underlying structural issues. They can vary in size from hairline fissures to more significant gaps.

Where to look for cracks in the façade and foundation? Inspect the exterior walls, around windows and doors, and the foundation. Pay particular attention to areas where different materials meet, as these are common weak points.

How do you address cracks in the façade and foundation? Small, superficial cracks can often be repaired with sealant or patching compounds. Larger or deeper cracks may require professional evaluation and repair, potentially involving structural reinforcement.

How can cracks in the façade and foundation be prevented? Ensure proper drainage around the foundation to prevent water accumulation, which can cause the ground to shift and create cracks. Additionally, waterproofing the building envelope and addressing minor issues promptly can prevent them from becoming significant problems.

Read more about why concrete cracks and spalls.

2. Water Stains on Walls and Ceilings

Discoloration on walls and ceilings is a telltale sign of water infiltration. A darker dry stain signifies a slow but long-standing leak. Stains damp to the touch tell you the intrusion is active and could intensify.

Where to look for water stains? Roofs and ceilings are the first place to look, as they are the leading cause of commercial water damage. Regularly inspect windows, façades, basements, and around equipment prone to leaks or corrosion, such as HVAC, boilers, and other equipment.

How do you address water stains on walls and ceilings? Identifying and stopping the leak is the top priority when you spot water stains. Once complete, you can address any cosmetic needs, mold remediation, or structural repairs.

How can water stains on walls and ceilings be prevented? Identify the most vulnerable areas for water intrusion and introduce proactive measures. For areas prone to heavy rain, waterproofing the roof and timely replacement of sealants are effective preventative measures.

3. Peeling or Blistering Paint

Introducing moisture will cause paint to blister, bubble, and eventually peel away. Wallpaper, although less common now, will also peel away when moisture breaks down its adhesive.

Where to look for peeling and blistering? Corners and ceilings are the most common places. Understanding your building’s makeup and history can also help identify vulnerable areas and speed up repair efforts.

How do you address peeling and blistering? After successfully stopping the water intrusion, it’s time for restoration. The level of repair depends on the severity of the water damage. The goal should be to return the impacted area to like-new conditions.

How can peeling and blistering be prevented? It comes down to taking preventative measures against water intrusion. Maximizing exterior maintenance can minimize repair costs.

Read more information about minimizing repair costs through exterior maintenance.

4. Efflorescence

Efflorescence is a powdery substance found on masonry walls. According to the Masonry Institute, efflorescence can only appear when salt is present in the wall, sufficient moisture is present, and a path for the salts to travel to the surface is available.

Where will you find efflorescence? When the salts reach the exterior and moisture is released, crystals appear on the masonry’s exterior. Although the crystals are typically white, they can also be brown, green, or yellow.

How do you address efflorescence? Since efflorescence requires all three factors (salt, moisture, and a path), you have to remove one from the scenario. In this case, we stop the water intrusion and remove the efflorescence through pressure washing.

How can efflorescence be prevented? Applying water repellent protects your building’s masonry from water intrusion and helps reduce the effects of efflorescence.

5. Mold and Mildew Growth

Mold and mildew growth pose health risks and indicate underlying water problems. Regular inspections can help detect and address mold issues early, ensuring a safe and healthy environment.

Where to look for mold and mildew? Mold and mildew need moisture to appear. Therefore, anywhere moisture is present, such as basements, is a potential concern for mold and mildew growth.

How do you address mold and mildew? The scope of the damage dictates the remediation plan. First, like in most cases, you need to stop the moisture or the mold and mildew will return. Because mold presents health risks, you need to consider Personal Protective Equipment (PPE) and the safety of building occupants.

How can mold and mildew be prevented? Your best line of defense is to keep moisture and water out of the equation. Frequently inspecting areas where mold and mildew grow, using moisture detectors, and waterproofing your exterior will help reduce the likelihood of mold and mildew growth.

Read more about proactive waterproofing strategies.

6. Spalling Concrete

Spalling, the flaking or chipping of concrete or masonry, affects a building’s aesthetics and, when left untreated, can compromise its structural stability.

Where to look for spalling concrete? Structures like parking garages and stadiums, where concrete stands unprotected against the elements, are prime spots to find spalling concrete. This issue is especially true for states with frequent freezing and thawing cycles.

How do you address spalling concrete? You’ll need to remove and replace the damaged concrete, but first, you have to figure out the root cause of the spalling. Next, you need to factor in the severity of the damage. Spalling is a sign of an underlying issue within the concrete that can signal rust and corrosion of rebar, thus weakening your structure.

How can you protect concrete from spalling? If the cause is environmental, you can apply sealers and waterproofing membranes to slow the spalling down; if not, stop it altogether.

Read more about how to approach minor exterior building repairs.

7. Rust and Corrosion

When you see rust, it’s a sign that water has breached the façade, contacting metal and causing it to corrode. Rust weakens the bond between the concrete and the rebar, triggering additional concrete and structural damage.

Where should you look for rust and corrosion? You may spot rusting streaking down brick lintels or cracked or spalling concrete. If you spot spalling, there’s a good chance the rebar reinforcing the concrete is corroding as well.
How do you address rust and corrosion? Signs of rust could require extensive restoration, structural reinforcement, or maybe just minor concrete repair or sealant replacement.

How can rust and corrosion be prevented? Applying coatings or using corrosion inhibitors to rebar are both effective treatments in slowing the effects of corrosion. However, a more practical approach is keeping water out by applying waterproofing membranes and sealant to all high-risk areas.

For more information on façade safety repairs.

8. Pooling Water

This one seems obvious, but sometimes, people address the symptoms rather than the problem. Maybe you have a leaking skylight that only creates a pool when it rains, so we place a bucket underneath and mop it up until next time. As we’ve learned, water finds its way, so it begins to permeate behind walls and cause problems that someone cannot remove by mopping away.

Where to look for pooling water? Under sprinkler heads, skylights, and around equipment such as boilers and water heaters.

How do you address pooling water? A mop is only part of the equation. You can often remedy skylight leaks by reapplying sealant. Other leaks may require rapid leak investigation to identify the point of origin.

How can pooling water be prevented? Develop a proactive plan that involves routine inspections, replacing and reapplying sealants, and waterproofing membranes according to the manufacturer’s recommendations.

Read more about rapid commercial leak repair.

9. Failed Joint Sealants

If not addressed promptly, failed joint sealants can lead to significant water intrusion and structural damage. Sealants are critical for preventing water from seeping through gaps and joints in the building envelope.

Where to look for failed joint sealants? Inspect areas where different building materials meet, such as around windows, doors, expansion joints, and between panels. Look for signs of deterioration, like cracking, punctures, shrinking, hardening, discoloration, or separation from the substrate.

How do you address failed joint sealants? Remove the old, deteriorated sealant before applying a new, high-quality sealant. Clean and dry the surfaces thoroughly to ensure a proper bond. Consulting a professional may be necessary to select the appropriate sealant for your building’s specific needs.

How can joint sealants be prevented from failing? Regularly inspect and maintain joint sealants as part of your building’s maintenance plan. Use high-quality, UV-resistant sealants and follow manufacturer guidelines for application and curing. Proactively replace aging sealants to prevent water intrusion and extend the life of your building’s envelope.

Read more about selecting and applying joint sealants.

10. Humidity, Condensation, and Musty Odors

When water invades, it’s not just your eyes that detect the signs. If you encounter musty odors or notice higher humidity levels in your building that don’t align with the weather or internal climate, there’s a good chance you have a water intrusion problem. These subtle indicators often point to hidden leaks or moisture accumulation, signaling the need for immediate investigation and repair.

Where will you find humidity, condensation, and musty odors? You’ll often see these signs in basements and areas that lack poor ventilation.

How do you address humidity, condensation, and musty odors? These signs indicate insufficient waterproofing and can lead to mold growth and poor air quality. Conduct an immediate inspection to rectify the source of these conditions.

How can you prevent high humidity, condensation, and musty odors in commercial buildings? Your best bet is to create an environment where the air flows and the water doesn’t. Keeping the water out for basements may require below-grade waterproofing or soil grouting.

Read more about preventing below-grade water infiltration.

You Know the Signs, Now You Know Who to Call

Recognizing and addressing the signs of water infiltration and structural issues is crucial for maintaining your building’s integrity and value. We encourage you to take our Building Façade Assessment Tool, which will help you identify the signs explained in this article.

Regular inspections and proactive maintenance can save significant repair costs and prevent operational disruptions. Partnering with experts ensures rapid identification of these issues and quick resolution.

For comprehensive waterproofing and restoration services, trust A1’s expertise. Contact us today to protect your investment.